Duplex With Seven
For Sale
$399,999
326 Bosler Avenue, Lemoyne, PA 17043
Two residential units offer hardwood flooring, laundry, off-street parking, and private backyard space.
Property Size2,894 SF
Price / SF$138.22
Days on Market249
Property Features for 326 Bosler Avenue
General Information
Standard status
Active
Size
2,894 SF
Total Parking Spaces
6
Property subtype
Multi-Family / Fee Simple
Zoning
URBAN RESIDENTIAL (UR)
Taxes and HOA fees
Annual Taxes
$3,538
Amenities
No
No Pool
Above Grade, Below Grade
Building Details
Year Built
1850
Listing Agency:
Campbell Commercial Partners LLC
(717) 839-3164
Listed By:
Robert Tyler Matisse · License #RS359319
(717) 839-3164
Source:
Compass
Added: Dec 24, 2025
Changed: Aug 29
Last Checked: Aug 29 at 9:31PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Campbell Commercial Partners LLC
Investment Insights
Based on property information with market context.
This 2,894-square-foot duplex, built in 1850, includes two separate residential units and seven storage garages on one parcel. The larger residence has 5 bedrooms and 2.5 baths, while the second contains 3 bedrooms and 1.5 baths. Both units feature hardwood floors, a natural gas furnace, central air, washer and dryer, off-street parking, and backyard space. The 3-bedroom unit is occupied, and the 5-bedroom unit is vacant.
The property is located at 326 Bosler Avenue in Lemoyne Borough and is zoned Urban Residential (UR). The seven 10'x20' garages provide additional storage facilities associated with the property.
The property is located at 326 Bosler Avenue in Lemoyne Borough and is zoned Urban Residential (UR). The seven 10'x20' garages provide additional storage facilities associated with the property.
Key Highlights
- Duplex with 5‑bedroom 2.5‑bath and 3‑bedroom 1.5‑bath units
- Seven 10'x20' storage garages on the same parcel
- 2,894 square feet; built in 1850
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$27,535
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.88%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$550,700
$550.7K
Cap Rate 7%
$393,357
$393.4K
Cap Rate 9%
$305,944
$305.9K
Market Conditions
NOI Build-Up for 2,894 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$41.7K $14.40/SF
− Vacancy
−$2.3K −$0.81/SF
EGI
$39.3K $13.59/SF
− OpEx
−$11.8K −$4.08/SF
NOI
$27.5K $9.51/SF
Area
Cumberland County, PA
Vacancy
5.61%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$550,700
Cap Rate 7%
$393,357
Cap Rate 9%
$305,944
Alternative Uses
Best Use
Multifamily LT 5
$393.4K
$344.2K – $458.9K
NOI $27,535 @ 7.0% cap · market cap 6.88%
Second Best
Apartment 5plus
$349.2K
$305.6K – $407.4K
NOI $24,444 @ 7.0% cap · market cap 6.11%
Theoretical Best
Office A
$672.3K
$588.2K – $784.3K
NOI $47,058 @ 7.0% cap · market cap 11.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
737
Businesses Nearby
Explore this area
Business Placement
Demographics for 17043, PA
6,184
Population
3,037
Households
2
Avg Household Size
41
Median Age
37%
College-Educated
92%
High-School Grad
2.1 sq mi
ZIP Area
2,945
Density / Sq Mi
$66,752
Median Household Income
$46,436
Median Earnings
$968
Median Rent
$216,300
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units offer hardwood flooring, laundry, off-street parking, and private backyard space.
Where is this duplex located?
The property is located at 326 Bosler Avenue Lemoyne, PA.
What is the asking price?
The asking price for this property is $399,999.
What are key features of this property?
This property features: Duplex with 5‑bedroom 2.5‑bath and 3‑bedroom 1.5‑bath units; Seven 10'x20' storage garages on the same parcel; 2,894 square feet; built in 1850
